Poole, Dorset
Bridging Finance
in Poole
Expert bridging finance for property developers in Poole. We connect you with competitive funding from our panel of 100+ lenders.
Poole, Dorset
Bridging Finance
in Poole.
Live market data
Poole
market snapshot.
HM Land Registry sold-price data for Poole over the last twelve months, alongside the live local planning pipeline. Updated weekly.
- Median price
- £330,000
- Sales (12m)
- 2,130
- YoY change
- +1.5%
- Approved (recent)
- 321
- Pipeline units
- 1,356
- Pipeline GDV
- £347.9M
Planning pipeline
Planning activity
in Poole.
321 approved (last 12 months)
·122 pending
·1,356 units in pipeline·£347.9M estimated GDV·74% approval rate (last 12 months)Recently Approved
| Ref | Proposal | Units | Est. GDV | Status | Date |
|---|---|---|---|---|---|
| P/25/04105/FUL | Conversion of existing ground floor offices into 3 x 1 bedroom flats Kenilworth Court 35 Stour Road Christchurch BH23 1PP | 3 | £665,250 | Approved | |
| P/25/04339/HOU | Proposed Two storey extension to rear of main dwelling and extension and convers… 15 Gordon Road Christchurch BH23 5HN | 1 | £330,000 | Approved | |
| P/25/04134/FUL | Change of Use of holiday flat to residential flat 8 Palm Court 38 Christchurch Road Bournemouth BH1 3PD | 1 | £221,750 | Approved | |
| P/25/04318/HOU | Proposed new garden room/office at rear of garden. 61A Lulworth Avenue Poole BH15 4DH | - | - | Approved | |
| P/25/04176/PNCBD | Prior notification for the conversion of the existing two-storey office building… Alumhurst Day Centre Alumhurst Road Bournemouth BH4 8ER | 1 | £330,000 | Approved |
Current Applications
| Ref | Proposal | Units | Est. GDV | Status | Date |
|---|---|---|---|---|---|
| P/25/04164/OUT | Outline planning permission to erect 9 houses with parking and cycle stores. App… Land Adj to 200-204 Blandford Road Poole BH15 4BH | 9 | £3.0M | Pending | |
| P/25/04159/FUL | Alterations and conversion of building from care home (Use Class C2) to 20 shelt… Broadwaters Wick Lane Bournemouth | - | - | Pending | |
| P/25/04042/OUT | Outline Submission with some matters reserved for Demolition of existing hotel a… 29 Bath Road Bournemouth BH1 2NP | - | - | Pending | |
| P/25/04892/FUL | Demolition of existing buildings and erection of a residential development compr… 13-15 Lindsay Road Poole BH13 6AN | 24 | £5.3M | Pending | |
| P/25/04540/PNCBD | Prior Approval Procedure - Change of use for upper levels from Use Class E to re… Former Christchurch Civic Offices Bridge Road Christchurch BH23 1AZ | 1 | £221,750 | Pending |
Deal intelligence
Key schemes
in Poole.
Indicative appraisals of the largest residential schemes in the Poole planning pipeline. These 3 schemes represent an estimated £65.1M in combined GDV across 229 units, with indicative capital stacks for each.
Major Residential Development Approved
Land east of Phase 8 Hoburne Farm Estate Christchurch BH23 4HP
£36.0M
Estimated GDV
Units
104
GDV / Unit
£347k
Build Cost (Range)
£14.5M–£18.4M
Residual Land Value
£4.3M
GDV estimated from the HM Land Registry blended median of £330,000 plus a 5% new-build premium (assumed). At benchmark build costs, the implied residual land value is £4,274,000 (£41k/unit) after a 17.5% developer profit target. Calculate GDV
| Gross Development Value | £36.0M |
| Construction (7,072 sqm @ £2,330/sqm mid) | −£16.5M |
| Externals, fees & contingency | −£4.8M |
| Finance (65% LTGDV, 24m) & sales costs | −£4.1M |
| Developer profit target (17.5% on GDV) | −£6.3M |
| Implied residual land value | £4.3M |
Broker insight: A scheme of this scale would typically attract competitive senior development finance at 60-65% LTGDV with mezzanine stretching to 85% LTGDV. Phased drawdowns reduce interest costs. Consider development exit finance to manage sales at your pace.
Major Residential Development Approved
Old Punshon Church Site Exeter Road Bournemouth BH2 5AJ
£18.9M
Estimated GDV
Units
81
GDV / Unit
£233k
Build Cost (Range)
£10.5M–£13.3M
Residual Land Value
Tight
GDV estimated from the HM Land Registry flat median of £221,750 plus a 5% new-build premium (assumed). At benchmark build costs and a 17.5% profit target, viability is tight - land would need to be secured well below prevailing values for this scheme to appraise. Calculate GDV
| Gross Development Value | £18.9M |
| Construction (5,103 sqm @ £2,330/sqm mid) | −£11.9M |
| Externals, fees & contingency | −£3.5M |
| Finance (65% LTGDV, 24m) & sales costs | −£2.2M |
| Developer profit target (17.5% on GDV) | −£3.3M |
| Implied residual land value | Marginal |
Broker insight: A scheme of this scale would typically attract competitive senior development finance at 60-65% LTGDV with mezzanine stretching to 85% LTGDV. Phased drawdowns reduce interest costs. Consider development exit finance to manage sales at your pace.
Demolition & New Build Approved
Carisbrooke 172 Canford Cliffs Road Poole BH13 7ES
£10.2M
Estimated GDV
Units
44
GDV / Unit
£233k
Build Cost (Range)
£5.7M–£7.2M
Residual Land Value
Tight
GDV estimated from the HM Land Registry flat median of £221,750 plus a 5% new-build premium (assumed). At benchmark build costs and a 17.5% profit target, viability is tight - land would need to be secured well below prevailing values for this scheme to appraise. Calculate GDV
| Gross Development Value | £10.2M |
| Construction (2,772 sqm @ £2,330/sqm mid) | −£6.5M |
| Externals, fees & contingency | −£1.7M |
| Finance (65% LTGDV, 18m) & sales costs | −£1.0M |
| Developer profit target (17.5% on GDV) | −£1.8M |
| Implied residual land value | Marginal |
Broker insight: For a 44-unit scheme in Poole, we would typically structure senior debt at 60-65% LTGDV with mezzanine available to reduce equity to as little as 10%. Run an appraisal to model your returns.
Appraisal assumptions
- GDV: HM Land Registry blended median of £330,000 plus a 5% new-build premium (assumed).
- Build cost: £2,050-£2,600/sqm (new build, indicative range informed by BCIS regional tender-price data, 2025/26) × 68 sqm/unit (NDSS-derived).
- On-costs: externals 12.5%, professional fees 10%, contingency 5%, sales & legals 3.5000000000000004% of GDV. Excludes CIL/Section 106, which vary by charging schedule and scheme.
- Finance: senior facility at 65% LTGDV, 8.5% pa on an average 57.49999999999999% drawdown over 24 months, plus 2.5% arrangement and exit fees.
- Residual land value assumes the industry-standard 17.5% developer profit-on-GDV target. Indicative appraisal, not a valuation or lending offer.
Land Registry data
Recent property sales
in Poole.
2,130 residential transactions in the last twelve months. Median sold price £330,000 (+1.5% YoY). 4 new-build transactions with a -32.6% premium over existing stock.
Detached
£425,000
Semi-Detached
£330,000
Terraced
£285,000
Flat
£221,750
| Date | Address | Type | Price | Tenure |
|---|---|---|---|---|
| 31 Jul 2026 | 100, POUND LANEBH15 3RS | Detached | £345,000 | Freehold |
| 24 Jul 2026 | 10, WARREN ROADBH14 9HP | Terraced | £320,000 | Freehold |
| 24 Jul 2026 | 42, PATCHINS ROADBH16 5AS | Terraced | £245,000 | Freehold |
| 24 Jul 2026 | 27, BAILEY CRESCENTBH15 3EZ | Semi-Detached | £340,000 | Freehold |
| 24 Jul 2026 | 51, HAYMOOR ROADBH15 3NR | Semi-Detached | £300,000 | Freehold |
| 24 Jul 2026 | 12, HENNINGS PARK ROADBH15 3QU | Detached | £475,000 | Freehold |
| 23 Jul 2026 | FLAT 4, KENILWORTH COURT, 3, WESTERN ROADBH13 7BB | Flat | £260,000 | Leasehold |
| 23 Jul 2026 | 8, ARLEY ROADBH14 8DW | Detached | £695,000 | Freehold |
| 23 Jul 2026 | 20, ROZELLE ROADBH14 0BX | Detached | £625,000 | Freehold |
| 22 Jul 2026 | FLAT 6, TRANQUILLITY, 8, NAIRN ROADBH13 7NQ | Flat | £870,000 | Leasehold |
Source: HM Land Registry price paid data, 12 months to September 2026 · BCP Council (Bournemouth, Christchurch & Poole) planning register, retrieved September 2026. Contains HM Land Registry data © Crown copyright and database right, licensed under the Open Government Licence v3.0.
Indicative terms
Bridging Finance rates
for Poole deals.
Typical pricing for bridging finance in Poole. Actual terms depend on GDV, leverage, location and your experience — the numbers below are where most structured deals land.
Interest Rate
From 6.5% p.a.
Loan to Value
Up to 70% LTGDV
Typical Term
12-24 months
Arrangement Fee
1-2% of facility
Indicative only, subject to individual assessment. Actual terms issued against a completed Deal Room submission.
Representative deal
Example bridging finance
structure.
Illustrative 9-Unit Scheme, Poole
An indicative appraisal for a nine-unit residential scheme priced at Poole's own HM Land Registry medians with the locally measured new-build premium applied. Build costs use the regional £/sqm benchmark; every figure updates with the underlying market data.
GDV
£3,119,000
Loan Amount
£2,027,000
LTV
65% LTGDV
Loan Type
Bridging Finance
Representative only. Actual terms vary based on scheme specifics and are issued after underwriting.
Common questions
Bridging Finance in Poole
— answered.
How active is the development pipeline in Poole?
The BCP Council (Bournemouth, Christchurch & Poole) planning register currently shows 122 residential applications awaiting decision in Poole, together proposing 359 units — the largest single scheme proposes 32 units. An active pipeline signals both developer confidence in local demand and lender familiarity with the market, which typically translates into more competitive finance terms.
Market intelligence
Local market
reports.
5 min read
Poole Property Market: House Prices, Sold Data & Development Finance, Q3 2026 Edition
Median price £330,000, 2,130 sales, +1.5% YoY. Dorset county.
6 min read
Dorset Property Market: Prices, Trends & Development Finance, Q3 2026 Edition
8 towns analysed. Median price £340,000, 9,492 transactions, -1.1% YoY.
Ready when you are
Tell us the deal.
We’ll recommend the structure.
Submit your Bridging Finance enquiry in Poole and a partner will come back with an initial structure and indicative terms within one working day. No forms-for-forms’-sake — a short note on the scheme is enough.
Where we fund
Poole,
Dorset.
Adjacent products
Other services
in Poole.
Development Finance
From 6.5% p.a. · Up to 65-70% LTGDV
Mezzanine Finance
From 12% p.a. · Up to 85-90% LTGDV
Bridging Loans
From 0.55% p.m. · Up to 75% LTV
Equity & Joint Ventures
Profit share from 40% · Up to 100% of costs
Refurbishment Finance
From 0.65% p.m. · Up to 75% LTV
Commercial Mortgages
From 5.5% p.a. · Up to 75% LTV
Development Exit Finance
From 0.55% p.m. · Up to 75% LTV
Nearby markets